1707 Medina Cir · San Antonio, TX 78264

$191,000

4 bd · 2.0 ba · 1,768 sqft · Manufactured public records · 92 Days on market

Built 2014 1.00 ac lot $108/sqft · 16% below area Est $227k · 16% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.0/30.0
• ARV discount +14.7/15.0
• Appreciation +7.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to your dream retreat in San Antonio, TX! Nestled on a sprawling acre lot adorned with mature trees, this spacious 4-bedroom, 2-bathroom mobile home offers the perfect blend of tranquility and convenience. Located in a peaceful neighborhood just minutes from Highway 281, you can enjoy the best of country living while still being conveniently close to shopping, dining, and entertainment. Step inside this expansive residence where an open floor plan welcomes you with warmth and abundant natural light. The large kitchen is ideal for family gatherings or gourmet cooking adventures. Outside, savor the serene views of nature that surrounds the property - a haven for pets to roam freely or to build your private garden escape. Unwind under starlit skies or explore nearby parks and recreational areas that make this location truly special. With ample space both inside and out, this property invites you to create cherished memories in a setting designed for relaxation and joy. Don't miss the opportunity to make this house a home! Casita and Shed included!

Key facts

• Open floor plan
• Sprawling acre lot
• Large kitchen

Tags

• SPRAWLING ACRE LOT
• MATURE TREES
• OPEN FLOOR PLAN
• LARGE KITCHEN
• PRIVATE GARDEN ESCAPE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $191k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (5.8% below list).
• Recommended offer: $174k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 329 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,810 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $227,286
• List price: $191,000
• Delta: -15.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 Hickory Way	0.69mi	3/2.0 (-1)	1,904 (+8%)	6mo	$174,900	$92	45
1811 Hickory	0.72mi	4/3.0	1,920 (+9%)	7mo	$265,000	$138	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.81×
• Total profit: $43,152
• Equity at exit: $96,227

10-year hold

• IRR: 14.7%
• Equity multiple: 3.38×
• Total profit: $127,471
• Equity at exit: $156,901

Cash invested: $53,480 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78264

• Home prices YoY: 1.3%
• Active inventory: 329
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,002
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $164

Break-even live

Break-even rent $1,593

Max offer price $191,000

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,750
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22785 Petwood Dr San Antonio, TX	3.0	1.0	1320	$1,800	$1.36	43d	1	1.47mi

Listing history 41 events

1. 2026-06-18
   days on market $191,000 Active 92 DOM
2. 2026-06-17
   days on market $191,000 Active 91 DOM
3. 2026-06-16
   days on market $191,000 Active 90 DOM
4. 2026-06-15
   days on market $191,000 Active 89 DOM
5. 2026-06-13
   days on market $191,000 Active 87 DOM
6. 2026-06-13
   days on market $191,000 Active 86 DOM
7. 2026-06-09
   days on market $191,000 Active 83 DOM
8. 2026-06-08
   days on market $191,000 Active 82 DOM
9. 2026-06-07
   days on market $191,000 Active 81 DOM
10. 2026-06-04
    days on market $191,000 Active 78 DOM
11. 2026-06-03
    days on market $191,000 Active 77 DOM
12. 2026-06-02
    statusdays on market $191,000 Active 76 DOM
13. 2026-06-01
    days on market $191,000 Price Change 75 DOM
14. 2026-05-31
    days on market $191,000 Price Change 74 DOM
15. 2026-05-12
    price $192,000 1074-char remark

    Show marketing remark (1074 chars)

    Welcome to your dream retreat in San Antonio, TX! Nestled on a sprawling acre lot adorned with mature trees, this spacious 4-bedroom, 2-bathroom mobile home offers the perfect blend of tranquility and convenience. Located in a peaceful neighborhood just minutes from Highway 281, you can enjoy the best of country living while still being conveniently close to shopping, dining, and entertainment. Step inside this expansive residence where an open floor plan welcomes you with warmth and abundant natural light. The large kitchen is ideal for family gatherings or gourmet cooking adventures. Outside, savor the serene views of nature that surrounds the property - a haven for pets to roam freely or to build your private garden escape. Unwind under starlit skies or explore nearby parks and recreational areas that make this location truly special. With ample space both inside and out, this property invites you to create cherished memories in a setting designed for relaxation and joy. Don't miss the opportunity to make this house a home! Casita and Shed included!

16. 2026-05-09
    price $192,500 1074-char remark

    Show marketing remark (1074 chars)

    Welcome to your dream retreat in San Antonio, TX! Nestled on a sprawling acre lot adorned with mature trees, this spacious 4-bedroom, 2-bathroom mobile home offers the perfect blend of tranquility and convenience. Located in a peaceful neighborhood just minutes from Highway 281, you can enjoy the best of country living while still being conveniently close to shopping, dining, and entertainment. Step inside this expansive residence where an open floor plan welcomes you with warmth and abundant natural light. The large kitchen is ideal for family gatherings or gourmet cooking adventures. Outside, savor the serene views of nature that surrounds the property - a haven for pets to roam freely or to build your private garden escape. Unwind under starlit skies or explore nearby parks and recreational areas that make this location truly special. With ample space both inside and out, this property invites you to create cherished memories in a setting designed for relaxation and joy. Don't miss the opportunity to make this house a home! Casita and Shed included!

17. 2026-04-14
    price $195,000 1074-char remark

    Show marketing remark (1074 chars)

    Welcome to your dream retreat in San Antonio, TX! Nestled on a sprawling acre lot adorned with mature trees, this spacious 4-bedroom, 2-bathroom mobile home offers the perfect blend of tranquility and convenience. Located in a peaceful neighborhood just minutes from Highway 281, you can enjoy the best of country living while still being conveniently close to shopping, dining, and entertainment. Step inside this expansive residence where an open floor plan welcomes you with warmth and abundant natural light. The large kitchen is ideal for family gatherings or gourmet cooking adventures. Outside, savor the serene views of nature that surrounds the property - a haven for pets to roam freely or to build your private garden escape. Unwind under starlit skies or explore nearby parks and recreational areas that make this location truly special. With ample space both inside and out, this property invites you to create cherished memories in a setting designed for relaxation and joy. Don't miss the opportunity to make this house a home! Casita and Shed included!

18. 2026-03-31
    price $199,900 1074-char remark

    Show marketing remark (1074 chars)

    Welcome to your dream retreat in San Antonio, TX! Nestled on a sprawling acre lot adorned with mature trees, this spacious 4-bedroom, 2-bathroom mobile home offers the perfect blend of tranquility and convenience. Located in a peaceful neighborhood just minutes from Highway 281, you can enjoy the best of country living while still being conveniently close to shopping, dining, and entertainment. Step inside this expansive residence where an open floor plan welcomes you with warmth and abundant natural light. The large kitchen is ideal for family gatherings or gourmet cooking adventures. Outside, savor the serene views of nature that surrounds the property - a haven for pets to roam freely or to build your private garden escape. Unwind under starlit skies or explore nearby parks and recreational areas that make this location truly special. With ample space both inside and out, this property invites you to create cherished memories in a setting designed for relaxation and joy. Don't miss the opportunity to make this house a home! Casita and Shed included!

19. 2026-03-18
    listed $215,000 New 1074-char remark

    Show marketing remark (1074 chars)

    Welcome to your dream retreat in San Antonio, TX! Nestled on a sprawling acre lot adorned with mature trees, this spacious 4-bedroom, 2-bathroom mobile home offers the perfect blend of tranquility and convenience. Located in a peaceful neighborhood just minutes from Highway 281, you can enjoy the best of country living while still being conveniently close to shopping, dining, and entertainment. Step inside this expansive residence where an open floor plan welcomes you with warmth and abundant natural light. The large kitchen is ideal for family gatherings or gourmet cooking adventures. Outside, savor the serene views of nature that surrounds the property - a haven for pets to roam freely or to build your private garden escape. Unwind under starlit skies or explore nearby parks and recreational areas that make this location truly special. With ample space both inside and out, this property invites you to create cherished memories in a setting designed for relaxation and joy. Don't miss the opportunity to make this house a home! Casita and Shed included!

20. 2025-09-16
    soldstatus Sold 489-char remark

    Show marketing remark (489 chars)

    This charming property features interior with brand-new kitchen cabinets, offering a modern and sleek feel. The entire home boasts brand-new flooring throughout, adding both style and durability to every room. You'll also enjoy peace of mind with a new HVAC system, ensuring year-round comfort. With spacious living areas and a welcoming atmosphere, this home is perfect for anyone looking to settle into a cozy, move-in-ready space. Don't miss the opportunity to make this house your home

21. 2025-09-04
    status Pending 489-char remark

    Show marketing remark (489 chars)

    This charming property features interior with brand-new kitchen cabinets, offering a modern and sleek feel. The entire home boasts brand-new flooring throughout, adding both style and durability to every room. You'll also enjoy peace of mind with a new HVAC system, ensuring year-round comfort. With spacious living areas and a welcoming atmosphere, this home is perfect for anyone looking to settle into a cozy, move-in-ready space. Don't miss the opportunity to make this house your home

22. 2025-06-12
    listed $169,999 New 489-char remark

    Show marketing remark (489 chars)

    This charming property features interior with brand-new kitchen cabinets, offering a modern and sleek feel. The entire home boasts brand-new flooring throughout, adding both style and durability to every room. You'll also enjoy peace of mind with a new HVAC system, ensuring year-round comfort. With spacious living areas and a welcoming atmosphere, this home is perfect for anyone looking to settle into a cozy, move-in-ready space. Don't miss the opportunity to make this house your home

23. 2025-06-04
    historical
24. 2025-05-29
    price $169,999
25. 2025-05-27
    price $174,999
26. 2025-03-04
    status Back on Market
27. 2025-01-28
    status Pending
28. 2024-12-24
    price $179,999
29. 2024-12-18
    price $189,999
30. 2024-12-12
    listed $199,999 New
31. 2024-12-12
    historical
32. 2024-12-04
    listed $199,999 New
33. 2024-12-04
    historical
34. 2024-11-06
    status Back on Market
35. 2024-11-01
    status Pending
36. 2024-10-30
    price $199,999
37. 2024-10-30
    status Back on Market
38. 2024-10-04
    status Pending
39. 2024-09-18
    status Back on Market
40. 2024-08-05
    status Pending
41. 2024-06-19
    listed $185,999 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,124 · $177/mo
• Projected year-2 tax: $3,495 · $291/mo
• Expected delta: +$1,371/yr (+$114/mo · 64.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$10,699
• − Property taxes: −$2,124
• − Insurance: −$955
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,556
• Taxable loss: −$1,191
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $2,251/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,806,925
• Population (ZIP): 11,702

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.94%
• Current HPI: 298.8446
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+3.2% since first listed

27 events — show timeline

• 2026-05-12 Price Changed $192,000 LERA
• 2026-05-09 Price Changed $192,500 LERA
• 2026-04-14 Price Changed $195,000 LERA
• 2026-03-31 Price Changed $199,900 LERA
• 2026-03-18 Listed $215,000 LERA
• 2025-09-16 Sold (MLS) — LERA
• 2025-09-04 Pending — LERA
• 2025-06-12 Listed $169,999 LERA
• 2025-06-04 Listing Removed — LERA
• 2025-05-29 Price Changed $169,999 LERA
• 2025-05-27 Price Changed $174,999 LERA
• 2025-03-04 Relisted — LERA
• 2025-01-28 Pending — LERA
• 2024-12-24 Price Changed $179,999 LERA
• 2024-12-18 Price Changed $189,999 LERA
• 2024-12-12 Listing Removed — LERA
• 2024-12-12 Listed $199,999 LERA
• 2024-12-04 Listing Removed — LERA
• 2024-12-04 Listed $199,999 LERA
• 2024-11-06 Relisted — LERA
• 2024-11-01 Pending — LERA
• 2024-10-30 Price Changed $199,999 LERA
• 2024-10-30 Relisted — LERA
• 2024-10-04 Pending — LERA
• 2024-09-18 Relisted — LERA
• 2024-08-05 Pending — LERA
• 2024-06-19 Listed $185,999 LERA

Property tax history

+6.0%/yr

Latest (2025): $2,124 · -4.2% YoY. Source: county tax records.